Longstanding Gold Coast and Canberra developer <a href="https://www.apartments.com.au/developers/morris-property-group">Morris Property Group</a> is continuing to roll on with its Glitter Strip apartment pipeline, seeking to return to Mermaid Beach with a new 68-apartment development.

Morris, founded by Barry Morris in 1978 and one of the Gold Coast’s most prolific apartment developers over the past two decades, has filed plans for a 12-storey mixed-use building at <a href="https://www.apartments.com.au/new-apartments/36-seabeach-avenue-mermaid-beach-qld-4218">34-36 Seabeach Avenue</a>, on the prized eastern side of the Gold Coast Highway.

The 1,227 sqm site occupies a prominent corner position at Seabeach Avenue and the Gold Coast Highway, opposite the Mermaid Plaza retail and office precinct and around 140 metres walking distance from the future Mermaid Beach South light rail station.

<a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a> has designed the project, which will comprise 68 apartments across a mix of 48 two-bedroom and 20 three-bedroom residences.

The building will rise 12 storeys, reaching a maximum height of 36 metres, with the apartments accounting for a total of 156 bedrooms. The development application also seeks approval for short-term accommodation across the 68 apartments, while two office tenancies are proposed at ground level.

The plans show 108 car spaces across the development, with parking accommodated at ground level and within a three-level basement accessed from Seabeach Avenue.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="c2175c99-12fd-4a3c-9be1-89bbf258a90d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.41%E2%80%AFPM_0.png?VersionId=iNLzWcE6gaAE76rafhEXfHve.4g4Se0p" />

Resident amenity will be concentrated on level two, where Fraser &amp; Partners has designed a recreation deck with a swimming pool, 90 sqm pool terrace, outdoor barbecue area and gym.

The broader communal offering will also incorporate landscaped spaces, with the planning documents noting the amenity has been designed to provide areas for recreation, social interaction and outdoor living.

The proposal would continue the transformation of the Gold Coast Highway corridor through Mermaid Beach ahead of the arrival of the light rail.

The site is zoned Neighbourhood Centre and sits within the Mermaid Beach/Broadbeach Light Rail Corridor neighbourhood plan. While the prescribed building height is 24 metres, the site is identified within an Urban Neighbourhood context providing for a 50 per cent height uplift to 36 metres.

Planning documents describe the stretch of the Gold Coast Highway between Broadbeach and Nobby Beach as increasingly characterised by medium and high-rise development, with the proposed Morris tower joining projects including Ventura, The Alfred, Oceans and Otto.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="911f193f-e381-4a55-be08-58be87fcf978" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.48%E2%80%AFPM.png?VersionId=oxVvLJaY.SOXEdXrIcogfyEXDfvCmmpM" />

The development would mark Morris Property Group's latest investment in Mermaid Beach, where it has already delivered two apartment projects.

Otto, at 1 Bondi Avenue on the western side of the Gold Coast Highway, comprises 70 apartments across nine storeys. The project was completed in 2019 and includes a residents' gym, recreation deck and swimming pool.

Morris also developed Oceans at 46 Ocean Street, a nine-storey, 70-apartment build-to-rent development completed in 2019. Oceans was the group's first build-to-rent project and incorporates commercial space at ground level.

The two existing Morris projects sit further north along the same Gold Coast Highway corridor as the proposed Seabeach Avenue development. Fraser &amp; Partners' planning analysis specifically identifies both Otto and Oceans among the established built-form precedents surrounding the site.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="14925119-7b71-4812-8149-340317512c7c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%203.00.15%E2%80%AFPM.png?VersionId=aEJqYuw_nTCjcin17BSD0piB1EFotTlj" />

Mermaid Beach represents only part of Morris' considerable Gold Coast footprint.

The family-owned developer has been particularly active in neighbouring Broadbeach, delivering projects including Sierra Grand, Eclipse, Synergy, Qube, Koko, Opus and Malo, while its current pipeline includes Maison and the two-tower Crest development.

Further south, Morris has also developed a string of projects in Burleigh Heads, including Element, Boardwalk and Sandbar, while Essentia expanded its footprint north into Surfers Paradise.

The Seabeach Avenue application has been lodged by PMM Broadbeach Pty Ltd and seeks a development permit for a Material Change of Use for multiple dwellings, short-term accommodation and office uses. Zone Planning Group prepared the planning application, with Fraser &amp; Partners commissioned as architect.

The project comes as the developer continues to expand its Gold Coast pipeline while retaining a significant presence in Canberra. Morris now has more than $2.5 billion of development in its national pipeline and has delivered more than 7,000 homes during its near five-decade history

Joel Robinson

First look: Morris Property Group returns to Mermaid Beach with new Seabeach Avenue apartment development

<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developers/fortis&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw3hvFB2uWTRfEyEcpTSnnK9" href="https://www.apartments.com.au/developers/fortis" target="_blank">Fortis</a>&nbsp;is continuing its stronghold on Sydn​ey’s eastern suburbs apartment market, launching&nbsp;in September&nbsp;its latest boutique&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developments/double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw0GI5S9-wNeiLUnM-d1uYkw" href="https://www.apartments.com.au/developments/double-bay-nsw-2028" target="_blank">Double Bay</a>&nbsp;development,&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw2YNouJQcFjiTTgVHbgDLA-" href="https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028" target="_blank">55 William</a>.

55 William presents&nbsp;just eight north-facing&nbsp;two-bedroom, three-bedroom and full-floor&nbsp;residences to the market, priced from $4.5 million.

The upcoming launch comes just weeks after Fortis secured approval for the $80 million development, its third eastern suburbs approval in two months. Construction is already underway, with completion targeted for 2028.

[smartcode_project:default project_id=152579 project_image_fid=376250]

55 William adds to a growing concentration of Fortis projects in and around Double Bay, a market the developer has become increasingly active in over recent years.

Fortis previously completed the nine-residence Marmont on New South Head Road, while it is currently developing a mixed-use residential and retail project at 12 Cross Street. Its wider Double Bay footprint also extends into commercial and retail development.

The developer's broader Sydney residential pipeline is particularly concentrated across the eastern suburbs, with projects spanning Doub​le Bay, Ro​se Bay, Wo​ollahra, Dar​ling Point, Poi​nt Piper and Eli​zabeth Bay.

[smartcode_project:default project_id=152579 project_image_fid=376253]

At 55 William, Fortis has again turned to MHN Design Union, the architecture practice behind several of its eastern suburbs projects, while London-based 1508 London has been appointed to handle the interiors and Wyer &amp; Co the landscaping.

The six-level building will comprise a combination of two and three-bedroom apartments, including a garden residence, full-floor apartments, a sub-penthouse and penthouse. Each residence will have secure basement parking and private outdoor space.

A rooftop terrace for all residents, along with select apartments, enjoys views across Double Bay Harbour and toward the Sydney skyline.

Ceiling heights will reach up to three metres&nbsp;in select residences, while the kitchens will feature natural stone and integrated Gaggenau appliances.

&nbsp;

&nbsp;

The boutique nature of the project reflects the type of stock Fortis has increasingly targeted across Sydney's eastern suburbs, where larger apartments and smaller buildings are being pitched primarily toward local owner-occupiers and downsizers.

Fortis Group General Manager Ed Eve said the developer continues to see demand from buyers wanting to remain in the eastern suburbs but move into newer, lower-maintenance housing.

“We're seeing continued demand from local owner-occupiers and downsizers looking for high-quality homes that allow them to remain in the eastern suburbs, close to the lifestyle and community they know,” Eve said.

55 William is also one of the early projects to respond directly to the NSW Government's Low and Mid-Rise Housing reforms. Fortis had previously secured approval for just two townhouses on the 599 sqm site before revising the scheme to eight apartments following the planning changes.

Situated one street back from Double Bay's water's edge, the project enjoys an enviable harbourside setting within walking distance of Double Bay Village and the ferry wharf.

[smartcode_project:default project_id=152579 project_image_fid=376252]

Fortis has increasingly made the eastern suburbs a major focus of its Sydney pipeline. Beyond Double Bay, it recently completed the 14-residence Piper in Point Piper and has projects underway or planned across Rose Bay, Woollahra and Darling Point.

The developer recently secured approval for Verano in Rose Bay, a six-level development comprising 21 two, three and four-bedroom apartments, also designed by MHNDU.

55 William&nbsp;is soon to be release to the market with VIP appointments commencing early September,&nbsp;with residences priced from $4.5 million.

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Fortis continues eastern suburbs push with 55 William launch

UAE-based developer Arada has unveiled plans for a $2 billion twin-tower apartment development in Broadbeach, marking its first move into Queensland as it continues its rapid expansion across Australia.

Arada will develop 952 apartments across two towers on a prominent site opposite the Gold Coast Convention and Exhibition Centre, with the project targeted for completion ahead of the Brisbane 2032 Olympic and Paralympic Games.

The project represents Arada's largest commitment to the Australian market since arriving in the country in 2024 and significantly expands a local pipeline that has now grown to eight projects and more than 5,000 homes.

It will also be the first major Queensland project delivered by Roberts Co since the tier-one contractor was acquired by Arada Group in 2025.

Plus Studio has designed the Broadbeach development, which will comprise one, two and three-bedroom apartments across two towers connected by a landscaped podium.

A significant resident amenity offering will include lagoon and lap pools, a gym, sauna and steam room, alongside a mist room, infrared room and salt scrub facilities. Communal terraces, private dining areas, a library, residents' lounge and work-from-home spaces are also planned. Around 1,200 sqm of retail and hospitality space will occupy the ground floor.

The site puts Arada in one of the Gold Coast's most active apartment markets, directly opposite the convention centre and within walking distance of Pacific Fair, The Star Gold Coast and Broadbeach's dining and retail precinct.

It also has immediate access to the Gold Coast light rail network and sits just a few blocks from the beach.

Arada Group Chief Executive Ahmed Alkhoshaibi said Broadbeach represented an opportunity for the developer to expand beyond its initial NSW pipeline.

“Broadbeach is a world-class address that gives us the canvas to create a community of exceptional design and lifestyle quality that genuinely enriches the daily lives of the people who call it home,” Alkhoshaibi said.

“This is our first development outside New South Wales, and it reflects our growing ambition to grow in key urban markets around the country.”

Alkhoshaibi said bringing Roberts Co into the project would give Arada greater control over the development and construction process.

“Delivering this project through Roberts Co, our own tier-one construction business, means we can bring the quality, pace and accountability that our buyers expect.”

The move into Broadbeach comes as Arada accelerates its Australian expansion following its entry into the market two years ago. The developer has assembled a pipeline of eight projects comprising more than 5,000 homes, while the acquisition of Roberts Co last year gave the group its own Australian construction capability.

Globally, Arada has a development portfolio valued at $50 billion comprising more than 55,000 homes across the UAE, United Kingdom and Australia.

The Gold Coast is emerging as the next major market for the developer, with strong population growth and infrastructure spending ahead of the 2032 Games continuing to underpin significant apartment development across the coastal strip.

Arada plots $2 billion Broadbeach towers in major Queensland move

Sydney’s downsizer market is changing, with a growing cohort of buyers prioritising the right home over simply finding a smaller one.

Coronation Property Head of Sales Cam Porter says the traditional idea of downsizing does not necessarily reflect what many buyers are now looking for, particularly those moving from established family homes across Sydney.

Instead, he says they are increasingly becoming “right-sizers”, seeking lower-maintenance homes without sacrificing the space, amenity or quality they have become accustomed to.

“We are increasingly seeing buyers who are not motivated by the idea of simply moving into a smaller property,” Porter says.

“They are right-sizers. They want a home that is easier to manage and better connected, but they still expect generosity, quality and a floorplan that supports the way they live.”

It is a subtle but important distinction in a market where apartment developers are increasingly targeting established owner-occupiers.

[smartcode_project:default project_id=135149 project_image_fid=377495]

For many of these buyers, moving from a house to an apartment is not driven by a desire to dramatically reduce their living space. Instead, the appeal is in removing some of the maintenance associated with a larger home while retaining generous living areas, storage and enough flexibility to accommodate family and friends.

Coronation’s sales team is seeing buyers place particular importance on natural light, practical storage and additional rooms that can be used as guest bedrooms, home offices or secondary living spaces.

Kitchens and dining areas are also playing an increasingly important role, particularly for buyers who regularly entertain or have children and grandchildren visit.

[smartcode_project:default project_id=135149 project_image_fid=377494]

“These buyers still want their home to feel generous,” Porter says.

“They may want less maintenance, but they are not looking for less life.”

The challenge for the broader housing market is providing enough of the right stock to encourage that move.

While much of the discussion around Sydney’s housing shortage has centred on the number of homes being delivered, Porter says the diversity of those homes is equally important.

Older homeowners can remain in large family houses for longer when they cannot find an appropriate alternative in the neighbourhoods where they have built their lives.

“The decision is rarely as simple as wanting fewer bedrooms,” Porter says.

“People are weighing up their connection to a neighbourhood, the space they need for family, the quality of the home and whether it will continue to work for them over the long term.”

It also has implications beyond the downsizer market. Providing suitable apartments for smaller households can free up established houses for families who need the additional bedrooms and land, creating greater movement through the housing market.

<h2>Lillian targets the next stage of apartment buyer</h2>

It is a buyer Coronation is targeting at <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, its new collection of apartments, terraces and penthouses at Erskineville Village.

Designed by Silvester Fuller, Lillian has been shaped around larger living spaces, natural light and flexible floorplans, alongside landscaped areas, wellness amenity and communal spaces for residents.

The development will form part of Coronation’s broader Erskineville Village precinct, which will combine new homes with green space, retail, hospitality and new pedestrian connections.

[smartcode_project:default project_id=135149 project_image_fid=377688]

McPherson Park will sit at the centre of the precinct, creating a significant new green space alongside the project’s retail and hospitality offering.

For Porter, the opportunity is to give buyers another housing option without forcing them to leave the part of Sydney they already know.

“People should be able to change the type of home they live in without having to change their entire life,” he says.

“For many buyers, Lillian offers the opportunity to remain connected to the Inner West and the city, while gaining access to a more convenient, walkable and considered way of living.”

[smartcode_project:default project_id=135149 project_image_fid=377687]

Coronation will explore the changing <a href="https://lillianresidences.com.au/news/lillian-x-space-x-downsizers-event-27-august/">right-sizer market at an event on August 27</a>, bringing together experts across property, design and lifestyle.

Held in partnership with SPACE, Poliform and Downsizer.com.au, the event will include a property market outlook from economist Michael Blythe alongside discussion around the considerations facing buyers planning their next move.

Attendees will also be able to learn more about the residences and amenity planned at Lillian Erskineville.

[smartcode_project_cta:default project_id=135149]

From downsizing to right-sizing: What Sydney buyers want from their next home

Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

The Maybelle brings 27-storey parkside tower to market near North Strathfield

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

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First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

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Fewer than 10% of inner-Brisbane apartments are being snapped up by owner-occupiers, with the market the toughest it has been in 25 years, says property developer David Devine.
Devine’s Metro Property Development, which he founded with Ken Woodley in 2010, has been able to build its position of having the top-selling projects in Brisbane by tapping into the investor market, with its Chelsea apartment project in Bowen Hills now completed, five projects under construction and $600 million worth of projects in the pipeline.
“We left Devine three years ago and came out of there with no baggage. We bought all our development sites post-GFC, so there’s nothing hidden in our closet.
“And the banks have backed us to the hilt,” Devine tells Property Observer.
He says a big challenge for other developers is obtaining financing.
Devine says lenders require that 100% of project debt be covered, meaning developers must sell 65% of apartments in a project off the plan to get funding approval.
“Many of the projects that are being marketed off the plan will not achieve the pre-sales requirement demanded by the banks. There is a lot of competition. Very few projects achieve enough sales.”
Metro has just launched its $450 million multi-stage Central Village development in Fortitude Valley, with the <a target="_blank" href="https://www.propertyobserver.com.au/queensland/cambridge-weekend-sales-by-metro-property-in-fortitude-valley/2012111657909">first stage featuring 163 apartments over 18 storeys </a>managing 73 sales in its first few weeks since launching. 
Another project – Broadway on Ann featuring 200 apartments in Fortitude Valley – is due to come to market next year.
Metro had the top two selling projects over the September quarter, selling 54 apartments in The Plaza in South Brisbane and 44 in in Brooklyn on Brookes in Fortitude Valley – a joint venture between Metro and Indian-based developer Pearls Australasia, according to the most recent Place Advisory report.
Devine says Metro’s ability to offer apartments to investors that qualify for the federal government’s national rental affordability scheme (NRAS) and that appeal to investors acquiring property through their self-managed super funds are key reasons for its success to date.
Metro’s first completed project, the Chelsea in Bowen Hills, had a 20% NRAS allocation while its Madison Heights project has more than 50% of its 308 apartments available as NRAS investments.
“People that have misconceptions about NRAS have not understood it. It is a stimulus package by the federal government where all stakeholders are winners,” he says.
Metro has also tapped into the overseas market, primarily in Asia, with 20% of apartments allocated to this market.
“We’ve done that 20-odd years. Overseas buyers are the most secure of all sales,” he says.
Devine also says Metro’s “broad-based marketing strategies” have helped underwrite sales in a difficult market.
Devine says he has engaged with people who have helped successfully market his developments at Devine Limited and over a career spanning nearly three decades, including more than $1 billion worth of inner-city apartments completed.
“A lot of people who have worked with us over the years, we have engage to sell our property interstate and overseas.
In other words, says, marketing director Ken Woodley: “We’re a marketing company that develops property, not developer that markets properties.”
 
<hr class="system-pagebreak">
 
Metro has a 10-point checklist for each of it developments, which include that development is situated in a location where people will want to live, that it is close to services and transport.
Metro also chooses locations that embrace Brisbane’s café society and theatre-lifestyle.
Metro's major projects
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="150" valign="bottom">
Project
</td>
<td width="152" valign="bottom">
Location
</td>
<td width="105" valign="bottom">
Yield
</td>
<td width="84" valign="bottom">
End Value
</td>
<td width="123" valign="bottom">
Status
</td>
</tr>
<tr>
<td width="150">
The Chelsea Bowen Hills
</td>
<td width="152">
Hamilton Place, Bowen Hills
</td>
<td width="105">
195 apartments
</td>
<td width="84">
$85 million
</td>
<td width="123">
COMPLETED
</td>
</tr>
<tr>
<td width="150">
Madison Heights
</td>
<td width="152">
Mayne Street, Bowen Hills
</td>
<td width="105">
308 apartments
</td>
<td width="84">
$130 million
</td>
<td width="123">
272 sales completed, under construction
</td>
</tr>
<tr>
<td width="150">
Brooklyn on Brookes
</td>
<td width="152">
Cnr Cnr Brookes &amp; Ann Streets, Fortitude Valley
</td>
<td width="105">
216 apartments
</td>
<td width="84">
$90 million
</td>
<td width="123">
178 sales completed, under construction
</td>
</tr>
<tr>
<td width="150">
Orchard Grove
</td>
<td width="152">
Orchard Rd, Doreen (Melbourne)
</td>
<td width="105">
175-lots
</td>
<td width="84">
$40 million
</td>
<td width="123">
Under construction
</td>
</tr>
<tr>
<td width="150">
Woodlands Edge
</td>
<td width="152">
Wallan (Melbourne)
</td>
<td width="105">
575-lots
</td>
<td width="84">
$200 million
</td>
<td width="123">
Under construction
</td>
</tr>
<tr>
<td width="150">
The Plaza
</td>
<td width="152">
Cnr Russell &amp; Manning Sts, South Brisbane
</td>
<td width="105">
168-apartments
</td>
<td width="84">
$75 million
</td>
<td width="123">
138 sales, under construction
</td>
</tr>
<tr>
<td width="150">
Central Village
</td>
<td width="152">
Cnr Water &amp; Brunswick Sts, Fortitude Valley
</td>
<td width="105">
~1,000 apartments + retail and commercial
</td>
<td width="84">
$450 million
</td>
<td width="123">
Launched November 2012
</td>
</tr>
<tr>
<td width="150">
Broadway on Ann
</td>
<td width="152">
Commercial Rd and 977 Ann Street, Fortitude Valley
</td>
<td width="105">
~200 apartments
</td>
<td width="84">
$105 million
</td>
<td width="123">
Due to be launched 2013
</td>
</tr>
</tbody></table>
According to Ken Woodley, the percentage of local buyers – owner-occupiers and investors – has fallen from around 60% to less than 10%, with the fall-off beginning when the RBA lifted the cash rate by 25 basis points on Melbourne Cup Day 2010 followed by further rate rises which “killed” consumer confidence.
Woodley says another three rate cuts are required to bring variable mortgage rates to around 5.9% to reverse this trend.
“We sold 62% of the 439 apartments in Hamilton Harbour [a Devine Limited project] to local buyers. Now it’s down to 8% or 9% are local buyers.”
Metro currently has $600 million worth of committed projects in the pipeline and is the dominant player in the inner-city market.
But Devine says its aim is not market domination but to deliver an attractive proposition to investors.
He says in current market conditions, Metro can deliver around 600 units a year in Brisbane and a bit more in a booming market.
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lschlesinger-FZcF9M3vE6

NRAS and SMSF investors helping keep inner-Brisbane off-the-plan market afloat: David Devine and Ken Woodley

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Mirvac has confirmed its refunding off the plan deposits for Brisbane and Townsville residential projects.
Construction was scheduled to commence on two key apartment projects this financial year, but given the limited sales and concerns on the off the plan market's immediate future looked, Mirvac's John Carfi confirmed to The Courier Mail that contracts had been cancelled and deposits refunded.
The first stage of Foreshore Hamilton was to be a 23-storey building with 263 apartments. Only three of the apartments had been sold, the paper noted. Prices of one bedroom apartments started from $345,000.
The final stage of Mariners Peninsula, The Point, Townsville was to be a 15-storey building with 71 apartments. Some 27 had been reportedly sold.
It was possible within about 18 months that Mirvac would reconsider a fresh start on both projects.
Mr Carfi said despite there being strong economic fundamentals evident in Queensland, confidence was at an all-time low.
"With the Queensland market, it is difficult to see what the catalyst is going to be (to improve confidence),'' he said. 
 
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jchancellor-FAypfDUnLy

Mirvac refunding all off the plan deposits for postponed Brisbane and Townsville residential projects

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The Gold Coast rich-listers Richard Wyatt and Louise Loh, who head the Robina Land Corporation, have listed their Clear Island Waters compound.
The couple, the daughter and son-in-law of Singaporean industrialist Dr Robin Loh, who created the suburb of Robina, are heading southern to school their children.
The waterfront <a href="/news">Clear Island Waters</a> property, at <a href="https://www.rwsp.net.au/main.php?page=property&amp;pid=143386" target="_blank">42 Clear Water Bay Avenue</a>, has access to the ocean.
Set within a gated estate of fewer than 40 homes, the six-bedroom, five-bathroom resort-style mansion sits on a 3,775-square-metre estate over four blocks. With 110-metre waterfrontage, the gated estate offering comes with a three-level British-style mansion.
It features a formal lounge, formal living and dining areas, 25-metre pool, a theatre room and two large meeting rooms.
The three-level mansion has been home of the couple, who ranked 51st on the Queensland Rich List this year, with a combined wealth of $206 million.
The property is for sale through Ray White Prestige Gold Coast agent Danny Yeh.
The couple took over the running of the Robina Land Corporation from Dr Robin Loh in 1996. The multimillionaire Indonesian born magnate had paid around $11.2 million to buy the then 20-square-kilometre grazing property from land baron Arthur "King Arthur" Earle in 1980, with the pair teamed up to establish Robina, which incorporates a recognition of both their names.
Robin Loh died in 2010.
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The Lohs list Clear Island Waters mansion with 110-metre waterfront

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<img src="/images/stories/2012/09/knightsbridge.jpg">
The Queensland hotelier Robert Fraser-Scott has lost his prestige Sovereign Islands residence, which has been sold under instructions from Ernst &amp; Young for $3,065,000.
Listed through Ray White Surfers Paradise agent Shaun Kaddatz, the trophy property had its own website, <a href="https://www.2knightsbridgewest.com/" target="_blank">www.2KnightsbridgeWest.com</a>.
Last November Fraser-Scott thought he'd sold his mega-mansion, albeit also for less than half what it cost four years earlier.
It had sold under the hammer for $3.5 million last November, but the buyer has since lost the deposit after several extensions to secure finance.
Set on 2,369 square metres, Westley Manor had been bought from builders Rob Smith and wife Susan Chudley-Smith for $7.36 million in April 2007, just before the global financial crisis.
The Knightsbridge Parade West property has six bedrooms, seven bathrooms, a mooring able to take two 18-metre boats and two jet-skis, a 1,500-bottle wine cellar, drive-through underground parking for 12 vehicles and resort-style grounds.
The mansion also features a two-sided wall aquarium between the living and media rooms.
Its latest sale was last month through Ray White Surfers Paradise for $3,065,000, and the contract reportedly became unconditional last week.
The Fraser-Scotts hotel empire has been listed but most yet to be sold.
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Publican Robert Fraser-Scott's Sovereign Islands mansion sells at less than half price

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Gladstone's $455,000 median price put the reional Queensland coastal town among the more affordable of mining town investment options, according to Ray White Real Estate director Andrew Allen.
"Compared to the cost of housing in other mining and industry towns, such as Moranbah which is about $700,000-$800,000 for a home, it is certainly more affordable than that," Mr Allen suggested.
Andrew Allen told the Gladstone Observer there was an income gap within the district.
"Definitely there is (an imbalance). Anyone working in the construction industry or related industries, definitely they're the bigger wage earners," he said after some Gladstone residents voiced concerns at the affordability of new housing.
"For people on average incomes, anything up to $500,000 is definitely a battle," he said.
House prices in the Queensland’s mining town of Gladstone fell 4.2% over the September quarter, but are not indicative of a softening in the market, according to the Real Estate Institute of Queensland.
The 4.2% drop to a median $455,000 was recorded from just 19 sales.
Data for 12 months of sales show the median house price has risen by 13.1% to $475,000.
REIQ Gladstone zone chair Mark Spearing says Gladstone’s property market has been steady and well balanced over the last quarter.
He says the September figures are a reflection of new developments hitting the market and a more competitive selection process for buyers.
New projects include residential developer Devine Limited launching a new $1.4 billion master-planned community - Riverstone Rise - in Gladstone in April, which is expected to have 2,900 homes upon completion.
“When in an upward cycle such as Gladstone’s, there is always a percentage of vendors pricing their property above realistic market expectations,” Spearing says.
Spearing said marketed and negotiated properties are still selling.
And he says sales activity has been very strong over the past two weeks (in November).
Gladstone is located 100 kilometres south of Rockhampton and has a vast number of liquefied natural gas (LNG) and coal projects in development.
Property Observer <a href="https://www.propertyobserver.com.au/queensland/gladstone-s-mining-is-booming-but-property-market-far-from-unified-in-queensland-hotspot/2012080755742">reported in August</a> and noted a number of headwinds facing investors in the area.
PRDnationwide predicted property and land prices would begin to ease once new and more affordable housing projects were completed.
It seems that PRDnationwide’s prediction came true, but Spearing says the decline is nothing to be concerned about.
The residential area of Gladstone is made up of nine suburbs: Clinton, Glen Eden, Kin Kora, New Auckland, South Gladstone, Sun Valley, Telina, Toolooa and West Gladstone.
 For more on investing in Gladstone, download the free Property Observer eBook: <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-gladstone-investment-keys-to-one-of-the-nations-most-talked-about-hotspots">Gladstone - Investment keys to one of the nation’s most talked-about hotspots.</a> 
 
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Gladstone's comparable affordability - as quarterly house price dip not the start of a trend: REIQ

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The 296-room Daydream Island resort in the Whitsundays has been listed by the tourism entrepreneur Vaughan Bullivant.
The businessman who sold the Nature’s Own vitamin company for $137 million in 1997 paid about $25 million for the island in 2000 and has spent nearly $50 million on it, according to the Australian Financial Review.
<img src="/images/stories/2012/11/daydream.jpg">
He hopes to capture emerging Chinese interest in the region displayed when Chinese advertising and media group White Horse <a href="https://www.propertyobserver.com.au/leisure/chinese-mining-tycoon-beats-clive-palmer-to-acquire-lindeman-island-with-plans-to-redevelop/2012042554429" target="_blank">snapped up Lindeman Island</a> on the Great Barrier Reef for about $12 million in April.
Daydream sits among many Queensland resorts that have suffered from the high Australian dollar and also the cheaper airfares to Asian holiday destinations.
<img src="/images/stories/2012/11/vaughan.jpg">
But Bullivant (pictured above) says his four-and-a-half-star resort is now profitable.
“Daydream has always been extremely important to me, and I’ve put many years of my life into making it the beautiful tropical island resort that it is today, as have many staff and my Daydream Island management team,” he told Fairfax Media.
“But I’m 65 now and looking to at some stage put my feet up and enjoy doing other things in life, including more travel and spending time with my family, which has long been my goal.”
International operators – particularly chains with Asian resorts – are expected to chase the opportunity as the island is offered vacant possession through CBRE Hotels Brisbane’s Wayne Bunz, whose expressions of interest campaign closes March 14 next year. No price estimate has been given.
It was Village Roadshow that sold the island in 1999.
<img src="/images/stories/2012/11/daydream2.jpg">
The purchasing syndicate reportedly included Keith Williams and Vaughan Bullivant. Williams was bought out some time ago.
Daydream Island is one of seven islands of the Molle Group, a sub-group of the Whitsunday Islands in Queensland, Australia. The island is small, measuring one kilometre in length and 400 metres at its widest point.
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Daydream Island resort listed for sale by Vaughan Bullivant 

<html><body>
Current Moranbah residential listings offer investors the potential to earn rental returns approaching 20%, but the Queensland mining town remains at the mercy of mining companies when it comes to signing new leases.
Moranbah topped the latest list of 40 localities with the highest rental yields for houses, according to information provided by RP Data, with a<a target="_blank" href="https://www.propertyobserver.com.au/landlords/east-coast-australia-s-top-40-highest-rental-yield-suburbs-from-moranbah-to-tregear/2012112057965"> gross rental yield of 12.9%.</a>
Rents are still be advertised as high as<a target="_blank" href="https://www.realestate.com.au/property-house-qld-moranbah-408246811"> $3,500 per week for a four-bedroom house</a> but also as low as $400 per week for <a target="_blank" href="https://www.realestate.com.au/property-house-qld-moranbah-407750317">a three-bedroom house</a> with local agent John Wood of Moranbah Real Estate telling Property Observer "Moranbah has changed over to last few months with now a lot of rental stock on the market".
In June it was reported that mining giant BHP Billiton Mitsubishi Alliance (BMA) was refusing to sign new leases in <a target="_blank" href="/news">Moranbah, </a>with controversial plans for a mining camp to cheaply house 3,200 workers.
The dependence of Moranbah on mining companies paying big rents was revealed in the official census 2011 data, which shows that households (mining employees) are paying just $80 per week to rent in Moranbah, with the bulk of the rental bill picked up by their employers.
Even if mining companies do not build cheap housing, they can also reduce demand for housing by increasing fly-in-fly-out (FIFO) arrangements for their employees.
<img src="/images/stories/2012/11/moranbahmap.gif">
Indeed, in a recent Property Observer webinar, <a href="/news">Hotspotting.com.au’s Terry Ryder named the Whitsundays</a> as a fly-in-fly-out (FIFO) hotspot servicing mining towns like Moranbah. Terry Ryder did not include Moranbah on his list of investment hotspots despite returning average annual capital growth of 25% over the past 10 years.
All of this highlights what investors in single-industry mining towns should already know – that they are very high-risk investments in locations where prices and rents can be transitory and most probably have been artificially inflated.
 
<hr class="system-pagebreak">
 
Current listings show very high yield potential but many listings have leases expiring within the next few months.
Whether new leases can be renegotiated at similar weekly rental rates remains uncertain.
Current listings include <a href="https://www.realestate.com.au/property-house-qld-moranbah-110289249" target="_blank">this new four-bedroom house</a> (pictured below) listed at $759,000 by Vikki Oldfield of Vision Real Estate and rented at $2,900 per week until February.
<img src="/images/stories/2012/11/hannay.jpg" width="470">
This equates to a gross rental yield of 19.8%.
Another property offering these sorts of returns is <a target="_blank" href="https://www.realestate.com.au/property-house-qld-moranbah-111433843">this three-bedroom house</a> situated in a cul-de-sac on Bowen Court which is listed at $590,000 and is currently rented at $2,000 per week – a gross yield of nearly 18%.
<img src="/images/stories/2012/11/boewn.jpg" width="470">
RP Data records show the property last sold for $445,000 in May last year, indicating capital growth of over 30% (should it sell at the advertised price), but more staggering are the rental increases.
Three years ago, the property was listed for rent at just $650 per week.
Not all properties are offering such generous returns, with yields ranging from around 7% including <a href="https://www.realestate.com.au/property-house-qld-moranbah-111723591" target="_blank">this three-bedroom house on Ney Street (pictured below) </a>being offered at $515,000 through Julie Williamson Real Estate. The property is rented at $750 per week until February. It last sold for Last sold for $335,000 in 2005.
<img src="/images/stories/2012/11/ney.jpg" width="470">
Another listing (pictured below) by Vikki Oldfield <a target="_blank" href="https://www.realestate.com.au/property-house-qld-moranbah-112222627">is asking $710,000</a> with a current weekly rental of $1,600 per week.
<img src="/images/stories/2012/11/naumann.jpg" width="470">
However, RP Data records show the property was available for rent in April 2010 and June 2011 at the same weekly rate – suggesting anecdotally that rents may have reached their upper limit.
 
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Moranbah current listings offer yields nearing 20%, but future returns less certain

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The Queensland property market recorded its strongest numbers of house sales in nearly two years, according to the latest Real Estate Institute of Queensland data.
The REIQ September quarter median house price report the numbers of house sales increased over the quarter. The numbers of sales were also up 5% compared with the same period last year.
Many buyers had been waiting on the sidelines for economic and buying conditions to improve.
We always expected a sharp increase in activity in the September quarter, as many of our REIQ members had reported that buyers were waiting for interest rates to reduce further and for the return of stamp duty concessions on July 1 this year.
Historically, of course, the September quarter is the spring selling season, so activity is usually higher than during winter, but it is very heartening to see that the numbers of sales is even up on the same period last year.
There was a mix of median price increases and some reductions for major regions over the September quarter, but this can partly be attributed to different compositions of sales occurring over the period. For example, if more affordable properties sell, the median house price will also be lower.
In Brisbane, the median house price increased 1.6% to $508,000. The numbers of house sales was also up more than 35% compared with the June quarter.
Brisbane’s market continues to improve as buyers turn their attention to our affordable capital city property prices, as well as the continued strong demand for rental properties, which is attracting investors.
The mining areas of Queensland appear to have come off the boil a little, perhaps due to sharp property price increases over the past 12 months in Gladstone and <a href="/news">Mackay </a>in particular, however sales in these regions remain strong.
The top performer of all major regions over the quarter was Mackay, which posted a median house price increase of 4.7% to $445,000. Over the year, its median house price increased 4.9%.
Next was Redland City, which recorded a median house price increase of 2.7% to $450,000.
Anton Kardash is CEO of the Real Estate Institute of Queensland. This article first appeared on the <a href="https://reiqblog.com/" target="_blank">REIQ blog.</a>
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akardash-AaBSgsziio

Queensland property sales up, but mining towns off the boil

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The Mackay property market was regional Queensland's top performer during the September quarter, according to the Real Estate Institute of Queensland (REIQ) September quarter median house price report.
Next was Redland City, which recorded a median house price increase of 2.7% to $450,000.
But the mining areas of Queensland appeared to have come off the boil a little.
"Its perhaps due to sharp property price increases over the past 12 months in Gladstone and Mackay in particular; however, sales in these regions remain strong," REIQ chief executive officer Anton Kardash says.
<table style="width: 470px;" border="0" cellpadding="0" cellspacing="0">
<colgroup>
<col width="291">
<col width="73">
<col width="73">
<col width="73">
<col width="73" span="2">
</colgroup>
<tbody>
<tr height="68">
<td height="68" width="291">Region</td>
<td width="73">Median Sale Sep12</td>
<td width="73">Qtrly change</td>
<td width="73">Median Sale 12mths Sep12</td>
<td width="73">1yr change</td>
<td width="73">5yr change</td>
</tr>
<tr height="16">
<td height="16">SOUTH EAST QUEENSLAND</td>
<td></td>
<td></td>
<td></td>
<td></td>
<td></td>
</tr>
<tr height="16">
<td height="16">BRISBANE CITY (LGA)</td>
<td>$     508,000</td>
<td>1.6%</td>
<td>$     509,999</td>
<td>-1.9%</td>
<td>17.5%</td>
</tr>
<tr height="16">
<td height="16" width="291">BRISBANE (SD)</td>
<td>$     430,000</td>
<td>-0.7%</td>
<td>$     430,000</td>
<td>-2.3%</td>
<td>17.2%</td>
</tr>
<tr height="16">
<td height="16">IPSWICH CITY (LGA)</td>
<td>$     290,000</td>
<td>0.0%</td>
<td>$     296,250</td>
<td>-4.4%</td>
<td>9.7%</td>
</tr>
<tr height="16">
<td height="16">LOGAN CITY (LGA)</td>
<td>$     337,850</td>
<td>2.4%</td>
<td>$     335,509</td>
<td>-4.1%</td>
<td>12.2%</td>
</tr>
<tr height="16">
<td height="16">MORETON BAY (LGA)</td>
<td>$     369,000</td>
<td>-2.6%</td>
<td>$     370,000</td>
<td>-3.1%</td>
<td>12.1%</td>
</tr>
<tr height="16">
<td height="16">REDLAND CITY (LGA)</td>
<td>$     450,000</td>
<td>2.7%</td>
<td>$     435,000</td>
<td>-2.6%</td>
<td>11.5%</td>
</tr>
<tr height="16">
<td height="16">GOLD COAST CITY (LGA) +</td>
<td>$     460,000</td>
<td>-1.5%</td>
<td>$     462,750</td>
<td>-4.0%</td>
<td>1.2%</td>
</tr>
<tr height="16">
<td height="16">TOOWOOMBA (LGA)</td>
<td>$     290,000</td>
<td>-3.0%</td>
<td>$     290,000</td>
<td>-1.7%</td>
<td>15.5%</td>
</tr>
<tr height="16">
<td height="16">SUNSHINE COAST (LGA) +</td>
<td>$     430,000</td>
<td>-0.9%</td>
<td>$     430,000</td>
<td>-4.4%</td>
<td>1.2%</td>
</tr>
<tr height="16">
<td height="16">MAJOR REGIONS</td>
<td></td>
<td></td>
<td></td>
<td></td>
<td></td>
</tr>
<tr height="16">
<td height="16">FRASER COAST (LGA)</td>
<td>$     280,000</td>
<td>-0.7%</td>
<td>$     285,000</td>
<td>-1.7%</td>
<td>0.7%</td>
</tr>
<tr height="16">
<td height="16">BUNDABERG (LGA)</td>
<td>$     290,000</td>
<td>0.9%</td>
<td>$     282,000</td>
<td>0.7%</td>
<td>9.7%</td>
</tr>
<tr height="16">
<td height="16">GLADSTONE (LGA)</td>
<td>$     455,000</td>
<td>-4.2%</td>
<td>$     475,000</td>
<td>13.1%</td>
<td>40.1%</td>
</tr>
<tr height="16">
<td height="16">ROCKHAMPTON (LGA)</td>
<td>$     318,000</td>
<td>1.0%</td>
<td>$     317,378</td>
<td>0.0%</td>
<td>6.6%</td>
</tr>
<tr height="16">
<td height="16">MACKAY (LGA)</td>
<td>$     445,000</td>
<td>4.7%</td>
<td>$     430,000</td>
<td>4.9%</td>
<td>13.8%</td>
</tr>
<tr height="16">
<td height="16">TOWNSVILLE CITY (LGA)</td>
<td>$     355,000</td>
<td>-5.3%</td>
<td>$     362,000</td>
<td>-2.8%</td>
<td>6.8%</td>
</tr>
<tr height="16">
<td height="16">CAIRNS (LGA)</td>
<td>$     350,000</td>
<td>1.0%</td>
<td>$     349,250</td>
<td>-3.0%</td>
<td>-0.9%</td>
</tr>
</tbody>
</table>
 
<a target="_blank" href="/news">Mackay </a>posted a median house price increase of 4.7% to $445,000. Over the year its median house price increased 4.9%.
REIQ Mackay zone chairwoman Sally Richards said there has been increased interest in the higher-priced homes such as the $400,000 to $600,000 price range.
She says there has been a significant amount of increased development and building activity in the region.
Gladstone's market slowed down after the sharp property price increases over the past year.
The median house price decreased 4.2% over the September quarter to $455,000.
REIQ Gladstone zone chairman Mark Spearing described the market as well-balanced over the past quarter.
In Brisbane, the median house price increased 1.6% to $508,000. The numbers of house sales was also up more than 3% compared to the June quarter.
For more on investing in property in mining areas like Gladstone, <a href="http://propertyobserver.com.au/ebooks/free-ebook-gladstone-investment-keys-to-one-of-the-nations-most-talked-about-hotspots" target="_blank">download our free eBook.</a>
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Queensland mining region prices come off the boil a little

<html><body>
The Newman government has approved what it calls Queensland’s “biggest ever” tourism development, the Ella Bay resort.
The $1.4 billion project, adjacent to a World Heritage Area, will now need approval of the Federal Minister for Environment Tony Burke. 
The Queensland Coordinator-General granted approval of the project earlier this week, subject to Satori Resorts Ella Bay Pty Ltd needing to secured further statutory state approvals.
Work to develop the property into a master planned tourism/residential community is scheduled to occur over a 15-year period.
It's expected to have short-term tourist accommodation including resort hotels and holiday villas for 2,000 tourists at full capacity.
There are also plans to have 540 permanent residences, housing 1,400 people.
The Ella Bay development is expected to inject over $256 million per annum in tourism expenditure into the Queensland economy when fully operational.
The development is also expected to generate a peak construction workforce of just over 400 people around year eight of the development schedule.
Once fully operational, just over 800 full-time jobs are expected to be created for the operation of the new resorts, golf course, retail and associated facilities.
The development is also expected to provide other jobs including 240 part time peak season jobs.
The development north east of Innisfail in far north Queensland is on a 470-hectare site with a designated 132 hectare development precinct.
The remainder of the site will consist of 61 hectares of open space, golf course and parkland; 155 hectares of conservation covenant and 62.8 hectares of land to be transferred to National Park.
The federal government has knocked back developments in environmentally sensitive areas including refusal for the Hatsatouris family proposed $950 million development at Hummock Hill Island, south-east of Gladstone which was within the Great Barrier Reef World Heritage Area and which had been approved by the previous state Labor government.
The Ella Bay project is controlled by Rod Lamb, a former executive director of the listed Sedgman mining company.
The site was previously owned by construction group John Holland.
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